Faro Labs / Markets / Bellevue, WA
Bellevue real estate investment market
What a typical rental in Bellevue, Washington costs, rents for, and returns: underwritten by Faro's own engine, not a scraped summary.
Returns assume 20% down at 6.75% over 30 years, 7% vacancy, and standard operating costs: Faro's default assumptions, the same ones every report starts from. Home value and rent trends as of 2026-05-31.
Difficult for both
At market rent, a typical Bellevue rental runs $7,653 short each month, and home values moved −3.5% over the last year. Neither leg is carrying deals right now, which means the ones that work here are bought well below market rather than at it.
The price a deal actually works at
Faro models five price points for Bellevue, from a weak buy to a strong one. The market-rate deal is $1,499,175; a good buy is $1,349,258 and a great one $1,199,340 roughly 20% below market value. Those are the bars a specific listing gets measured against when you run it.
How Bellevue compares
Of the 210 markets Faro publishes, Bellevue is the 5th most expensive to buy into: 278% above the median covered market, and the 209th strongest on rent-to-price. Within Washington it's the 1st priciest of 6 markets we cover. On the last year of home-value change it ranks 187th.
To break even at the default financing, a typical Bellevue property would need about $12,226 a month in rent: $9,448 more than the $2,778 the market currently supports.
What each tier costs in Bellevue
Faro models five price points per market. A listing gets measured against these bars, not against a national average.
| Tier | Purchase price | Market rent | vs. market rate |
|---|---|---|---|
| Weak buy | $1,649,093 | $2,639/mo | +10% |
| Fair buy | $1,574,134 | $2,722/mo | +5% |
| Market rate | $1,499,175 | $2,778/mo | — |
| Good buy | $1,349,258 | $2,917/mo | -10% |
| Great buy | $1,199,340 | $3,056/mo | -20% |
A typical Bellevue deal, underwritten
The market-rate property above, run through the same engine every Faro report uses.
| Purchase price | $1,499,175 |
|---|---|
| Monthly rent | $2,778 |
| Cash required (20% down + 3% closing) | $344,810 |
| Net operating income | $1,516/yr |
| Monthly cash flow | -$7,653 |
| Cap rate | 0.1% |
| Cash-on-cash return | −26.6% |
| DSCR | 0.02 |
Values are falling here
Home values in Bellevue moved 3.5% DOWN over the last year, measured as the median across 5 ZIP codes. That reverses the usual argument for a low-cash-flow buy: there's no appreciation currently carrying the deal, so a property here has to earn its keep on rent, and a typical one produces a $7,653 monthly shortfall. Falling values also mean today's comp-supported price is a moving target. The discount you negotiate matters more than usual.
Expensive, and the rent doesn't follow
Bellevue is the 5th most expensive of the 210 markets here, 277.5% above the median, but rent only reaches 0.19% of price a month, so the income never scales with the entry cost. A typical property needs $344,810 in cash and still runs $7,653 short each month. Buyers here are underwriting appreciation and the loan paydown, not the rent, whether or not they say so.
What it would take to break even
A typical Bellevue property would need about $12,226 a month to cover itself at the default financing: 340% above the $2,778 the market currently supports. That gap is the honest size of the problem: it isn't closed by trimming an expense line, it's closed by buying meaningfully below market, putting more down, or finding a property that rents well above its market's median.
Bellevue investor questions
Is Bellevue a good place to buy rental property?
A typical Bellevue rental at $1,499,175 renting for $2,778 a month returns 0.1% on a cap-rate basis and runs short by $7,653 a month at 20% down. Individual deals vary far more than markets do, which is the whole reason to underwrite a specific address.
Can you cash-flow a rental in Bellevue?
Not at the market's own price and rent. A typical property runs $7,653 short each month. It would need about $12,226 in rent to break even. Deals that work here are bought below market rather than at it, which is what the price ladder above is for.
Are Bellevue home prices dropping?
Yes: values moved down 3.5% over the last year, taken as the median across 5 ZIP codes in the city. That makes the price you negotiate matter more than usual, since the comp-supported value you're measuring against is itself moving.
Are rents going up in Bellevue?
Rents moved up 0.4% over the last year, measured across 5 ZIP codes. The typical market-rate rental sits at $2,778 a month.
Other Washington markets
Run the numbers yourself
A market average is not a deal.
Paste a real Bellevue listing and Faro underwrites that specific property from its own comps, with a target price you can actually offer.
Estimates for analysis and educational use only: not financial, investment, tax, or legal advice. Verify every number independently before making a purchase decision.